Dogs – Hogs & Bullfrogs Diversified Agriculture John W Keller FAICP.
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Transcript of Dogs – Hogs & Bullfrogs Diversified Agriculture John W Keller FAICP.
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Dogs – Hogs & Bullfrogs Diversified Agriculture
John W Keller FAICP
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Agriculture – The Classic Definition
“The science, art, or occupation of cultivating the soil, producing crops, or raising livestock”
Webster’s Dictionary, 1896 ed.
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Tall Corn – The Art in Agriculture
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The Issue
All 50 U.S. States either exempt some form of agriculture from land use regulations, or give substantial leeway in regulating agriculture
The central question is “why” do they give special exemptions to agriculturally related activities?
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Why Exempt?
Agricultural is a “must have” good and should not be related except for purity
When zoning enabling legislation was first enacted most legislators where rural based
Land and use regulation is seen as an “urban problem”
Land regulation cannot be sold to rural people unless there is a guarantee of agricultural freedom
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Several Problems
The problem is defining what is “agriculture” in terms of an exempt activity – and
Deciding what agricultural activities will not be granted exemptions
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Typical Activities That Are Not Exempt
C.A.F.Os – concentrated animal feeding operations
Animal slaughtering & rendering Many hobby and boutique
applications
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Conflicting or Compatible Wordage in
Zoning Exclusive Agricultural Use – Idaho Production Agriculture – New York Agricultural Purpose – Kansas Agricultural Enterprise or Farming –
Connecticut Devoted to Agricultural Use –
Wisconsin Secondary Agricultural Uses - Ohio
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Good, Bad and Awful State Guidance on Ag.
Exemption Connecticut and Hawaii – Thorough,
exhaustive Wisconsin and Indiana – Helpful and
informative but raises some questions Kansas and Ohio – Overbroad, not
informative and raises questions every time you talk about it
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Some of the Problem
The Reviser of Statutes for the State of Kansas
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And a Farm – Or To Qualify for an Agricultural Exemption
Wisconsin - 35 contiguous acres and $6,000 annually in gross farm profits
Wyoming “land” used for two continuous years to obtain a monetary profit from crops or livestock
North Dakota – Any unplatted land used for raising crops or for grazing
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Canada – Strathona County
Permitted Uses
Agriculture, generalHorticultural Agricultural garden stand Minor intensive livestock Care Centre Primary dwelling Secondary dwelling Equestrian centre Home business - minor
Discretionary Uses
Agriculture, intensive Aggregate extraction Agriculture major livestock Agricultural support service Bed and Breakfast facility Cemetery Dwelling – non agricultural Government service Library Private camps Parks
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Bureau of the Census Definition - 1975
A farm– A farm is currently defined, for statistical
purposes, as any place from which $1,000 or more of agricultural products (crops and livestock) were sold or normally would have been sold during the year under consideration.
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And In Kansas – What is A Farm?
Hell! Everybody
knows what a farm is!
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The Kansas Scene – Enabling Clause
An obscure provision – the enabling clause in 12-741 giving clear indication of home rule intent– “This act is enabling legislation for the
enactment of planning and zoning. … and is not intended to prevent the enactment or enforcement of additional laws and regulations on the same subject which are not in conflict with the provisions of this act.”
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The Key Articles
KSA 12-715b The Extraterritorial Powers– . … nothing is this act shall be
construed as authorizing a city to adopt regulations for land in excess of three acres which is used only for an agricultural purpose. …
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Agricultural Neutrality Clause
KSA 12-758 . …regulations adopted pursuant to this act shall not apply to the use of land for agricultural purposes nor the erection or maintenance of buildings thereon
History 1997 – 1991 – 1965 – 1938 Counties given power to plan and
zone in 1939
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The Question – What is an Agriculture Purpose? KSA 2-3201 “Farmland Protection”
– Agricultural activity means the growing and raising of agricultural crops, hay, poultry and livestock, dairy products for commercial purposes
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Did We Mention Poultry?
KSA 2-909 “Poultry may include”– Chickens, turkeys, waterfowl and game
birds but does not include doves or pigeons
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Most Complete Definition
KSA 50-624 – “Agricultural Purpose Means– a purpose related to the production, harvest,
exhibition, marketing, transportation, processing. … of agricultural products. "Agricultural products" includes agricultural, horticultural, viticultural, and dairy products, livestock, wildlife, poultry, bees, forest products, fish and shellfish, and any products thereof, . . .. products, and any and all products raised or produced on farms. …
EVEN BULLFROGS?
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Farming is AgriculturalAgri-Corporations
17-5903 – Definition of Farming– Farming means the cultivation of the
land for crops, raising poultry, egg production, milk, fruit and horticultural crops, grazing, production of livestock but does not include timber, forest products, nursery or sod, contracting to spray, harvesting or other farm services
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Feedlots
KSA 47-1501and 47-1502– Can be for cattle, sheep , swine or
horses– Must be 1,000 head or more– Declared to be an “agriculture pursuit”
and not a commercial or industrial use– Subject to any city zoning regulations
but not county regulations
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What the KS Statutes Specify as “Agri-Purpose”
– Bees KSA 2-428– Rabbit KSA-5903– Sale, production, storage of fertilizers
KSA2-1201– Sale of agricultural seed KSA 2-1415– All Ratites KSA 47-2201– Deer and Elk 47-2101– Winery KSA 41-102
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Bees - U.S. honey production
stands at $225 million per year
Total value of all honey markets in U.S., including imports = $400 million/year
World production is stable at 100 million metric tons per year
Largest producers are China, U.S., Argentina and the Ukraine
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Rabbit Stew
Flemish Giants – 12 lbs of meat
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Yes, We Did Say Ratites
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Emu – The Other Red Meat
Emu chicks at 3 and 4 months old can be purchased for approximately $3,500 to $4,500 per chick or $7,000 to $9,000 per pair.
Current prices for yearling emu pairs are $12,000 to $18,000 per pair.
Current price for 2-year-old emus are $25,000 to $28,000 per pair.
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What Else Is An Agricultural Purpose &
Thus Exempt?Hobby Farms
Worm Farms
Mule Farms
Butterfly House
Orchards
Mink Raising
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Rock Quarry
VanGurndy v Lyon County Zoning Board, 1984
Very limited finding Rock quarrying is an agriculture
purpose when used exclusively to construct an on-site pond for irrigation purposes
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Wildlife Hunting Preserve
Corbert v Shawnee Bd. of County Commissioners, 1989
Land located near Topeka but outside three mile limit
Commissioners denied special permit for “private hunting” wildlife management area,sporting clays – dog training
Ct. of Appeals overturned decision granting agricultural use status to wildlife/hunting preserves – excellent case!
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Bormann v McGuire
#192/96-2276, 1998 Sp. Ct Iowa– If the county declares farmland within an
“agricultural designation area” then activities are exempt from nuisance suit
– Held that immunity from nuisance is a taking of property within the meaning of the 5th Amendment
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15126 SIC for Processing of Frog Legs
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The Bullfrog
Native to eastern U.S. – imported to the West
Jaws of the pond Have devastated western populations
of smaller frogs, snakes, and just about anything else they can get their mouth around
Damn good to eat
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Rana Catesbeiana
Bullfrogs farms were formed in the early 1900s to respond to the market demand for frog legs
And yes, Frog-A-Culture is a stated agricultural use in Oregon, Louisiana, Mississippi, and Georgia
An finally, 2001 marked the year of the first world conference on trade in frog legs - India
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Maybe We Should Go In For the Three Pounds Frog
Legs
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And Finally
Just to top things off voters in Oklahoma became the 48th state to ban COCK FIGHTING on 11/11/02
Which two states still allow Cock Fighting
New Mexico and Louisiana